Mineral County presents a valuation-versus-income-support question: Zillow’s county median home value was $456,384 in 2026-06, but market rent is unpublished and the employment evidence needs verification. Rental underwriters should investigate leases, vacancies and property expenses before treating value growth as support; non-rental buyers should still test local liquidity. The Zillow observation is a home-value measure, while FHFA’s 2025 repeat-transaction HPI recorded a 68.66% cumulative five-year change. The measures use different methods and vintages and cannot be blended into a single appreciation rate.
No county market asking rent is published, so gross yield cannot be computed. HUD’s two-bedroom FMR of $1,343 per month is a payment standard, not an asking-rent estimate, and cannot fill that gap. The effective property-tax rate is 0.35%, with median annual tax of $1,500; those tax measures are carrying-cost evidence, but cannot be mapped directly onto Zillow’s median value or net income. Lease terms, insurance, maintenance and financing costs are also not published, preventing a cash-flow conclusion.
Demand evidence is mixed and thin. QCEW’s 2025 annual average shows county workplace covered employment fell 3.65%, while Leisure and hospitality accounted for 319 jobs, or 64.19% of disclosed private employment. This is workplace covered employment—not resident employment, unemployment or a forecast—and concentration warrants employer and seasonal-demand review. Migration records show 27 inbound tax-return households with $89,593 average AGI, but no outbound figures, so net migration and income sorting cannot be determined. Investor participation was 20% across 15 purchases: the share is visible, but the small total does not establish broad buyer competition.
Risk limits are material. Inland flood is the dominant hazard; the modeled climate loss ratio is 0.24% of building value per year, not a property-specific loss estimate. Realtor.com MLS listing price, active-listing, days-on-market and price-reduction data are not published in this record for 2026-06, preventing a read on visible supply, marketing time or seller concessions. Next checks are property-level flood maps, insurance quotes, condition, lease evidence and local sale comparables.